T2 flat in Armação de Pêra, Silves
T2 flat in Armação de Pêra, Silves — image 2T2 flat in Armação de Pêra, Silves — image 3T2 flat in Armação de Pêra, Silves — image 4T2 flat in Armação de Pêra, Silves — image 5
Grade C+apartmentbudget

T2 flat in Armação de Pêra, Silves

Silves · Central Algarve ·

€320,000

Asking Price (EUR)

3.0%

True Net Yield (Owner, all-in)

2.1%

True Net Yield (Managed, all-in)

4.6%

True Gross Yield

44%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.9 months ago and is currently at 16% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.75, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €16,666/yr
Average Daily Rate: €104
-45.0% vs area baselineImage quality 5/10 (-6%), Dated style (-15%), No pool (-12%), Budget finish (-12%)
Payback Period: 23.9 years
5-yr Capital Value: €420,475
10-yr Capital Value: €511,572
Brixfox Score: 54.2 / 100
Comparable Properties: 62
Data Confidence: 95%
Search Radius: 2 km

True Investment Cost

Portuguese transfer tax (IMT) + stamp duty (IS) + notary + registration + legal + renovation + full furnishing & STR launch setup.

€362,740

+13.4% over asking

Asking price€320,000
IMT — Property transfer tax (investment schedule)€13,430
IS — Stamp duty (0.8%)€2,560
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,800
Total acquisition costs€22,040
Renovation (est. €55/m² × 70 m²)
Light touch-ups — paint, fixtures, deep clean.		€3,850
(€2,100–€5,600)
Furnishing & STR launch (2bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€16,850
All-in investment (incl. renovation & furnishing)€362,740

Gross yield (asking price)

5.2%

True gross yield (all-in)

4.6%

Estimates use Portugal's investment IMT schedule (non-permanent residence). Actual notary & legal vary; budget +€500–1,000 for surveyor, due-diligence and bank-mortgage fees if financing. Renovation cost is a heuristic on property condition × m² — verify with a site visit. Furnishing uses finish-level-tiered rates covering beds, living, kitchen, electronics, AL licence, linens & professional photography. Working capital (2-3 months operating buffer) not included.

Bedrooms: 2
Bathrooms: 1
Building: 70 m²
Style: dated
Condition: good
Year Built: 1997
Energy Certificate: D

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
14.24
Visual Appeal
6.8
Ownership Security
13
Location
8.4
Land & Space
3.4
Rental Demand
4.39
Payback Speed
1
STR Suitability
3

Description

If you are looking for a property ready to move into, with excellent sun exposure and a privileged location, a few steps from all amenities, This Apartment is a T1 apartment where the space has been repurposed into a T2, located on Rua Bartolomeu Dias, in Armação de Pêra, it is ideal for you! Situated in a quiet b

Location

📍 37.1024°N, 8.3605°W

· Silves, Algarve, Portugal

View on ImoVEEL Figueira da Foz →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

T2 flat in Armação de Pêra, Silves

Inventory
2 Beds
Bathrooms
1 Baths
Built Area
70 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade C+ investment — short-term rental yields 3.4% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score54
GradeC+
Brixfox Intelligence
54C+Moderate
Score Breakdown
ROI & Yield59%
Capital Growth57%
Risk Profile56%
Market Demand54%

The Brixfox Score is our proprietary AI-powered rating that evaluates rental ROI, capital appreciation potential, risk factors, and local market dynamics to give you a single investment quality metric.

Pro members get full score breakdown with AI recommendations
Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+7.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$60K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.4%
$999/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
12 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
29.0 yr
Rental only

Property details

Year built: 1997
Energy: D
Condition: good

Description

If you are looking for a property ready to move into, with excellent sun exposure and a privileged location, a few steps from all amenities, This Apartment is a T1 apartment where the space has been repurposed into a T2, located on Rua Bartolomeu Dias, in Armação de Pêra, it is ideal for you! Situated in a quiet b

Income Breakdown

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Nightly Rate (ADR)
$151/night
50% ($69)Brixfox estimate($151/night)200% ($278)
Occupancy
44%
10%Brixfox estimate(44%)100%

Short-Term Rental

Yearly income
$11,990
Airbnb data$151/night · 44% occupancy
Rental income
$151/night · 44% occ.
$24,228
Running costs (20%)
Utilities, cleaning, maintenance
-$4,846
Income tax (10%)
Indonesian rental income tax
-$6,784
Property tax
Annual property tax
-$609
Net income
3.4% ROI
$11,990

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

True all-in investment

What the headline asking price actually costs once mandatory taxes, fees, renovation, and furnishing are added. Yields rebased onto this number — closer to what you'll really earn against what you'll really pay.

Asking price$347,826
IMT (transfer tax, investment schedule)$14,598
Imposto de Selo (stamp duty)$2,783
Notary & registration$1,359
Legal / due diligence$5,217
Total acquisition costs$23,957
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$4,185
($2,283–$6,087)
Furnishing & STR launch
2bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$18,315
All-in investment$394,283

Gross yield (asking)

7.0%

True gross yield (all-in)

6.1%

Estimates use Portugal's standard transfer tax + typical legal/notary defaults. Verify with local counsel before committing — actual fees vary by deal structure.

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Silves.

$1.8M$1.3M$899K$449K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $320K
Capital appreciation
Property value growing at +4%/yr based on Silves market trends.
Rental income
Cumulative net rental earnings collected over time, growing with annual revenue increases.
Total return
Capital value + rental income. Your actual total position if you sold and kept all rent.
Paid back
Year 22: rental income alone has repaid the full purchase price.
2x return
Year 12: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$389K
+22%
Rental Income
+$59K
Total Position
$448K
+40%
7.0%/yr
Year 10
Capital Value
$474K
+48%
Rental Income
+$126K
Total Position
$600K
+88%
6.5%/yr
Year 20
Capital Value
$701K
+119%
Rental Income
+$296K
Total Position
$998K
+212%
5.8%/yr
Year 30
Capital Value
$1.0M
+224%
Rental Income
+$525K
Total Position
$1.6M
+388%
5.4%/yr

Location

Silves

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
3.4% annual return
Occupancy
Weak
44% average occupancy
Nightly Rate
Good
$139 per night
Visual Appeal
Weak
3/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 3.4% is near the market average — model your cashflow carefully

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
3.2%
$914/mo
40% occ.
4.3%
$1,236/mo
44% occ.
4.7%
$1,363/mo
current
54% occ.
5.8%
$1,684/mo

Data Sources & Methodology

ROI calculations use verified Brixfox Intelligence rental data from a 12-month trailing window. Opex: 20% owner-managed, 45% fully-managed. Includes 10% Indonesian rental tax (PPh) and annual property tax (PBB). Market factors in Portugal may impact actual yields.